I am almost ready to jump in with both feet.. just pausing for a deep breath before the leap.  

I am neck deep on the rehab of the second one and am under contract to purchase the third one.I learned about the PB forum through the podcast.

As far as america is concerned until you are 18 you get to eat, breathe, and go to school but not much more.

On larger deals (like the one we've been dancing around for months), they want to see if you have pockets deep enough to carry the business (particularly if it is a turn-around deal) and may ask for an amount to be placed into a reserve account, but they won't ask you to personally guarantee a 3+M mortgage.Your funding can come from partners or shareowners, but you need to be careful not to have too many {passive} partners/shareowners our you will be treading into the area of securities regulation ... with a whole new layer of reporting, paperwork and costs.

There should be no reason you wait with bated breath hoping someone doesn't pay so you can kick them out - you should already have the mechanisms in place to do it for the reasons you really care about if you need to.

But most of my leads are people who aren't willing to sell at a deep discount, but are willing to come down on the asking price a little.  

You will usually find seasoned owners who have been in the business for generations, the top attorneys in the mobile home park and RV park arena, experienced property managers that specialize in MH/RV parks, and others who have a deep vested interest in understanding the current regulations, and lobbying on behalf of all owners when a change doesn't make sense.  

A person like this generally has a lot already, so you have to dig deep and get creative to find what his wants are.

Sometimes a deal is worth while if you make your whole wholesale fee but if you know that a blue collar worker will buy it from you CASH and doesn't care the discount is not as deep. - How I find them...well sometimes putting bandit signs or CL adds in Spanish will attract these kinds of buyers from out of the blue.

Searching around I was thinking how do people get the deals, MLS doesn't seem to be really doing it, and I dug deep and the wormhole brought me here :) Just recently I've called a few bandit signs to try to get in contact with wholesalers to try to see what can be had that will probably never reach the market....seems like all I've been finding are...